nd & H STREETS, NW

Post on 04-Apr-2022

2 Views

Category:

Documents

0 Downloads

Preview:

Click to see full reader

Transcript

ZONING COMMISSIONDistrict of Columbia

Case No 17-16

Deleted

ZONING COMMISSIONDistrict of Columbia

Case No 17-16

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

ZONING COMMISSIONZONING COMMISSION District of ColumbiaDistrict of Columbia

CASE NO17-16CASE NO17-16 DeletedEXHIBIT NO2EXHIBIT NO2

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

2nd amp H STREETS NW

By 251 Massachusetts Avenue LLC

APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

AN AMENDMENT TO THE ZONING MAP

September 1 2017

843891011

Applicant 251 Massachusetts Avenue LLC

251 H Street NW

Washington DC 20001

Land Use Counsel Goulston amp Storrs

1999 K Street NW 5th Floor

Washington DC 20006

i

843891011

TABLE OF CONTENTS

TABLE OF CONTENTS II

PREFACE IV

I INTRODUCTION 1

A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

VI CONCLUSION 15

ii

843891011

EXHIBITS

Exhibit A ndash Application Form and Authorization Letter

Exhibit B ndash Zone Map

Exhibit C ndash Future Land Use Map

Exhibit D ndash Certificate of Notice

Exhibit E ndash Compliance with Regulations

Exhibit F ndash Publicly Available Information

Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

Exhibit H ndash Plat

Exhibit I ndash Site and area photos

iii

843891011

PREFACE

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

needs of the existing occupant of that building a non-profit organization

This application is consistent with the District of Columbia Comprehensive Plan DC

Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

building height Ultimately it was determined with input from the Office of Planning that the

rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

Submitted in support of this application are completed application forms a copy of the

notice of intent to file a rezoning application that was mailed to surrounding property owners and

parties (with the certification of mailing and list of property owners) and a map depicting the

Zone Districts for the property and surrounding area As set forth below this statement and the

attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

iv

843891011

I INTRODUCTION

A Summary of Requested Action

This statement and the attached documents support the application of 251 Massachusetts

Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

Square Metrorail station and five blocks from the Union Station Metrorail station

The Subject Property is improved with a surface parking lot and contains 15000 square

feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

serve the organizationrsquos projected future growth

The Subject Property is located in the High Density Commercial and High Density

Residential Land Use categories on the Future Land Use Map The Subject Property is currently

located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

will not increase the maximum permitted height of 90 feet for the Property While it will only

increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

maximum permitted commercial FAR from 20 to 60

1

843891011

B The Applicant

The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

is to strengthen protect and promote the US-Israel relationship in ways that enhance the

security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

has grown to 220 employees who currently work in its headquarters It anticipates having further

growth during the next three to five years The Applicant purchased the Property with the

expectation of creating additional space as AIPAC grew The Property will allow for additional

space to ensure that the organization will be able to remain on H Street for the foreseeable future

Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

Subject Project are $71706492 annually

Amendments to the Zoning Map are permitted provided that the new zone category is

ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

2

843891011

Residential Land Use category After rezoning a potential commercial project under the D-4

Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

Credits) and 100 lot occupancy

3

843891011

II THE PROPERTY

As described above the Subject Property consists of Lot 853 which is located above the

I-395 highway The parcel is part of a single record lot with other adjacent properties in the

square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

was recently amended and restated

The Property is located at the northwestern corner of 2nd and H Streets NW and consists

of approximately 15000 square feet of land area The Property is improved with a surface level

parking lot and an air shaft that was used to vent the highway

The Property is subject to easements and covenants with the District of Columbia that

ensure continued operation of the highway as well as DDOT access to the support facilities

Construction on the Property will require review and approval by DDOT with concurrence by

the Federal Highway Administration Importantly the agreements explicitly list office and other

commercial and institutional uses as permitted uses

The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

many of the surrounding properties have been constructed to a height of 130 feet

To the west and north of the Subject Property is an air rights parcel over a one story

portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

all of which are part of the single record lot with the Subject Property The air rights parcel and

parking lot are anticipated to be redeveloped as a residential apartment building To the west of

the Property across 3rd Street NW is a 12-story residential building Further to the west are a

number of 12- and 13-story residential buildings

4

843891011

To the south of the Property across H Street NW is property that is maintained by the

District as Cobb Park The park is slated for a major renovation that is in the planning stages

Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

commercial office buildings To the southeast of the Subject Property at the southeast corner of

the intersection of 2nd and H Streets NW is an eight-story commercial office building

(commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

(based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

the east is 77H which was recently redeveloped as a mixed-use residential and retail building

containing a Walmart

The Subject Property is approximately four blocks from the Judiciary Square Metrorail

station and other stations are also located within walking distance Additionally the Maryland

and Virginia commuter train services (MARC and VRE respectively) both service Union

Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

Property

The Subject Property was formerly designated as C-2-C and is now designated as MU-6

Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

5

843891011

was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

owned RFP site that is slated for development with a mixed-use residential building with ground

floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

east is located in the MU-9 Zone District

6

843891011

IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

As detailed in Section IV the proposed Map Amendment is fully consistent with the

goals and policies of the Comprehensive Plan for the District of Columbia which designate the

Subject Property for High Density Commercial and High Density Residential land use

Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

headquarters in a transit-oriented location and high-demand area adjacent to the Central

Employment Area The proposed expansion under D-4 zoning will be appropriate given the

proximity to transit the height and mass of surrounding buildings along H Street and

Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

other planning goals of the District of Columbia

The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

Subject Property in the High Density Commercial and High Density Residential categories The

proposed D-4 zoning is necessary to accommodate the needed commercial density The

Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

Property to the D-4 Zone District is consistent with the Comprehensive Plan

7

843891011

IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

The proposed rezoning is consistent with and fosters numerous goals and policies of the

Comprehensive Plan

The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

by furthering the physical and economic development of the District by facilitating the

redevelopment of a parking lot into an efficient addition to an existing office building in close

proximity to multiple Metrorail stations and other modes of transportation

A Citywide Elements

1 Framework Elements and Maps

The Framework Element provides guidelines for using the Future Land Use Map This

Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

the text of the entire Comprehensive Plan

On the Future Land Use Map the Subject Property is mapped for High Density

Commercial and High Density Residential uses The High Density Commercial category

ldquodefine[s] the central employment district of the city and other major office employment centers

on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

8

843891011

4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

Districts are consistent with High Density Residential

The rezoning is consistent with these definitions and the Zone Districts in this area Also

the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

employment centerrdquo which the Element encourages by increasing the amount of commercial

development consistent with the Comprehensive Plan sect2188

On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

Areardquo Land Use Change Areas are identified as the areas where development is most

anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

aspires to create high quality environments that include exemplary site and architectural design

and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

proposed rezoning will allow a quintessential Land Use Change Area development The

rezoning will facilitate the conversion of underutilized land into a space for high-quality

development

2 Land Use Element

The proposed rezoning advances several policies of the Land Use Element First the

Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

9

843891011

131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

Property will be developed with the sort of pedestrian-oriented infill development promoted by

the Land Use Element

Second the Land Use Elements also seeks to foster the Central Employment Area as the

prime location for work in the District The Central Employment Area should ldquopromote the use

of this area with high-value land uses that enhance its image as the seat of the national

government and the center of the District of Columbia and that make the most efficient possible

use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

furthers the goals of the Element by not only creating more employment but by creating the

opportunity for additional office space adjacent to the Central Employment Area without

overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

encourages efficient use of the nearby transit facilities for employees coming to the Subject

Property

Third and finally the Land Use Element encourages creative parking management to

respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

10

843891011

priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

the existing surface parking near a Metro station and offering an appropriate amount of enclosed

parking for employees

3 Other Elements

This rezoning is also consistent with policies in the Transportation Economic

Development and Urban Design Elements of the Comprehensive Plan The Transportation

Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

Oriented Uses) The redevelopment of this site will be consistent with these objections and the

rezoning will encourage such a transit-oriented development As discussed the Property is

located in close proximity to multiple Metrorail stations Additionally there are many other bus

lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

Property Therefore the redevelopment of the Property will enhance the use of public transit

based on the convenient location

The Economic Development Element encourages development that expands the office

sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

that will allow the expansion of office space will constitute ldquoinfill and renovation within

established commercial districts to more efficiently use available space while providing

additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

11

843891011

demand in Mount Vernon Triangle thus providing more office space for the expanding demand

in a transit-rich area of the District

Finally the Map Amendment also supports the Urban Design Element of the

Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

Currently at the Subject Property there is an airshaft set apart from any other structures which

does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

(UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

visually appealing

Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

addition would enclose parking in the structure making it visually appealing and using the space

in an efficient way

B Compliance with Area Elements

The Subject Property is within the Central Washington Area Element This Element

encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

12

843891011

the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

outside of the current concentration of office spaces in downtown The addition will also make a

current inefficient use of space from the parking lot and airshaft into an efficient property with

high-quality office space that visually fits into the surrounding community The rezoning will

facilitate the possibility of this additional commercial space at the Property

13

843891011

V COMMUNITY CONTACTS

The community has been aware of AIPACrsquos interest in expanding for over two years

AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

application

14

843891011

VI CONCLUSION

For the foregoing reasons the Applicant submits that the enclosed application meets the

standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

Accordingly the Applicant respectfully requests that the Zoning Commission set the

rezoning application down for a public hearing at the earliest possible date

Respectfully submitted

GOULSTON amp STORRS PC

__s_____________________

Allison C Prince

__s_____________________

Meghan Hottel-Cox

Date September 1 2017

15

843891011

  • Structure Bookmarks
    • Figure
    • 2amp H STREETS NW
      • 2amp H STREETS NW
        • nd
          • By 251 Massachusetts Avenue LLC
          • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
          • September 1 2017
          • 843891011
            • 843891011
              • ZONING COMMISSIONZONING COMMISSION
                • ZONING COMMISSIONZONING COMMISSION
                • District of ColumbiaDistrict of Columbia
                • CASE NO17-16CASE NO17-16
                  • Deleted
                  • EXHIBIT NO2EXHIBIT NO2
                    • EXHIBIT NO2EXHIBIT NO2
                      • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                      • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                        • th
                          • 843891011
                            • 843891011
                              • TABLE OF CONTENTS
                              • TABLE OF CONTENTS
                                • TABLE OF CONTENTS
                                  • TABLE OF CONTENTS
                                  • II
                                    • PREFACE
                                      • PREFACE
                                      • IV
                                        • I
                                          • I
                                          • INTRODUCTION
                                          • 1
                                            • A
                                              • A
                                              • Summary of Requested Action
                                              • 1
                                                • B
                                                  • B
                                                  • The Applicant
                                                  • 2
                                                    • II
                                                      • II
                                                      • THE PROPERTY
                                                      • 4
                                                        • III
                                                          • III
                                                          • PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                          • 7
                                                            • IV
                                                              • IV
                                                              • COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                              • 8
                                                                • A
                                                                  • A
                                                                  • Citywide Elements
                                                                  • 8
                                                                    • B
                                                                      • B
                                                                      • Compliance with Area Elements
                                                                      • 12
                                                                        • V
                                                                          • V
                                                                          • COMMUNITY CONTACTS
                                                                          • 14
                                                                            • VI
                                                                              • VI
                                                                              • CONCLUSION
                                                                              • 15
                                                                                  • 843891011
                                                                                    • 843891011
                                                                                      • EXHIBITS
                                                                                        • EXHIBITS
                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                        • 843891011
                                                                                          • 843891011
                                                                                              • PREFACE
                                                                                                • PREFACE
                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                  • nd
                                                                                                  • rd
                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                    • 843891011
                                                                                                      • 843891011
                                                                                                        • I INTRODUCTION
                                                                                                          • I INTRODUCTION
                                                                                                          • A Summary of Requested Action
                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                          • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                          • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                          • 843891011
                                                                                                            • 843891011
                                                                                                                • B The Applicant
                                                                                                                  • B The Applicant
                                                                                                                    • B The Applicant
                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                            • 843891011
                                                                                                                              • 843891011
                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                • 843891011
                                                                                                                                  • 843891011
                                                                                                                                    • II THE PROPERTY
                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                      • nd
                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                          • rd
                                                                                                                                          • rd
                                                                                                                                            • 843891011
                                                                                                                                              • 843891011
                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                  • nd
                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                    • 843891011
                                                                                                                                                      • 843891011
                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                        • 843891011
                                                                                                                                                          • 843891011
                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                            • 843891011
                                                                                                                                                              • 843891011
                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                • 1
                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                      • -
                                                                                                                                                                        • 843891011
                                                                                                                                                                          • 843891011
                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                            • 2
                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                  • -
                                                                                                                                                                                    • 843891011
                                                                                                                                                                                      • 843891011
                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                          • -
                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                    • 3
                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                              • -
                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    2nd amp H STREETS NW

    By 251 Massachusetts Avenue LLC

    APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

    AN AMENDMENT TO THE ZONING MAP

    September 1 2017

    843891011

    Applicant 251 Massachusetts Avenue LLC

    251 H Street NW

    Washington DC 20001

    Land Use Counsel Goulston amp Storrs

    1999 K Street NW 5th Floor

    Washington DC 20006

    i

    843891011

    TABLE OF CONTENTS

    TABLE OF CONTENTS II

    PREFACE IV

    I INTRODUCTION 1

    A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

    III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

    A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

    VI CONCLUSION 15

    ii

    843891011

    EXHIBITS

    Exhibit A ndash Application Form and Authorization Letter

    Exhibit B ndash Zone Map

    Exhibit C ndash Future Land Use Map

    Exhibit D ndash Certificate of Notice

    Exhibit E ndash Compliance with Regulations

    Exhibit F ndash Publicly Available Information

    Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

    Exhibit H ndash Plat

    Exhibit I ndash Site and area photos

    iii

    843891011

    PREFACE

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

    as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

    southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

    Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

    adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

    needs of the existing occupant of that building a non-profit organization

    This application is consistent with the District of Columbia Comprehensive Plan DC

    Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

    ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

    The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

    and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

    building height Ultimately it was determined with input from the Office of Planning that the

    rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

    more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

    Submitted in support of this application are completed application forms a copy of the

    notice of intent to file a rezoning application that was mailed to surrounding property owners and

    parties (with the certification of mailing and list of property owners) and a map depicting the

    Zone Districts for the property and surrounding area As set forth below this statement and the

    attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

    5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

    being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

    iv

    843891011

    I INTRODUCTION

    A Summary of Requested Action

    This statement and the attached documents support the application of 251 Massachusetts

    Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

    Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

    located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

    Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

    Square Metrorail station and five blocks from the Union Station Metrorail station

    The Subject Property is improved with a surface parking lot and contains 15000 square

    feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

    large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

    Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

    for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

    rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

    serve the organizationrsquos projected future growth

    The Subject Property is located in the High Density Commercial and High Density

    Residential Land Use categories on the Future Land Use Map The Subject Property is currently

    located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

    Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

    will not increase the maximum permitted height of 90 feet for the Property While it will only

    increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

    maximum permitted commercial FAR from 20 to 60

    1

    843891011

    B The Applicant

    The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

    Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

    is to strengthen protect and promote the US-Israel relationship in ways that enhance the

    security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

    makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

    interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

    is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

    AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

    proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

    2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

    has grown to 220 employees who currently work in its headquarters It anticipates having further

    growth during the next three to five years The Applicant purchased the Property with the

    expectation of creating additional space as AIPAC grew The Property will allow for additional

    space to ensure that the organization will be able to remain on H Street for the foreseeable future

    Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

    taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

    Subject Project are $71706492 annually

    Amendments to the Zoning Map are permitted provided that the new zone category is

    ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

    that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

    designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

    District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

    2

    843891011

    Residential Land Use category After rezoning a potential commercial project under the D-4

    Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

    Credits) and 100 lot occupancy

    3

    843891011

    II THE PROPERTY

    As described above the Subject Property consists of Lot 853 which is located above the

    I-395 highway The parcel is part of a single record lot with other adjacent properties in the

    square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

    was recently amended and restated

    The Property is located at the northwestern corner of 2nd and H Streets NW and consists

    of approximately 15000 square feet of land area The Property is improved with a surface level

    parking lot and an air shaft that was used to vent the highway

    The Property is subject to easements and covenants with the District of Columbia that

    ensure continued operation of the highway as well as DDOT access to the support facilities

    Construction on the Property will require review and approval by DDOT with concurrence by

    the Federal Highway Administration Importantly the agreements explicitly list office and other

    commercial and institutional uses as permitted uses

    The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

    Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

    commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

    many of the surrounding properties have been constructed to a height of 130 feet

    To the west and north of the Subject Property is an air rights parcel over a one story

    portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

    all of which are part of the single record lot with the Subject Property The air rights parcel and

    parking lot are anticipated to be redeveloped as a residential apartment building To the west of

    the Property across 3rd Street NW is a 12-story residential building Further to the west are a

    number of 12- and 13-story residential buildings

    4

    843891011

    To the south of the Property across H Street NW is property that is maintained by the

    District as Cobb Park The park is slated for a major renovation that is in the planning stages

    Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

    Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

    commercial office buildings To the southeast of the Subject Property at the southeast corner of

    the intersection of 2nd and H Streets NW is an eight-story commercial office building

    (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

    was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

    PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

    (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

    130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

    surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

    the east is 77H which was recently redeveloped as a mixed-use residential and retail building

    containing a Walmart

    The Subject Property is approximately four blocks from the Judiciary Square Metrorail

    station and other stations are also located within walking distance Additionally the Maryland

    and Virginia commuter train services (MARC and VRE respectively) both service Union

    Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

    Property

    The Subject Property was formerly designated as C-2-C and is now designated as MU-6

    Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

    the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

    located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

    5

    843891011

    was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

    D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

    the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

    owned RFP site that is slated for development with a mixed-use residential building with ground

    floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

    east is located in the MU-9 Zone District

    6

    843891011

    IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

    As detailed in Section IV the proposed Map Amendment is fully consistent with the

    goals and policies of the Comprehensive Plan for the District of Columbia which designate the

    Subject Property for High Density Commercial and High Density Residential land use

    Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

    headquarters in a transit-oriented location and high-demand area adjacent to the Central

    Employment Area The proposed expansion under D-4 zoning will be appropriate given the

    proximity to transit the height and mass of surrounding buildings along H Street and

    Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

    rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

    other planning goals of the District of Columbia

    The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

    Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

    more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

    Subject Property in the High Density Commercial and High Density Residential categories The

    proposed D-4 zoning is necessary to accommodate the needed commercial density The

    Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

    with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

    Property to the D-4 Zone District is consistent with the Comprehensive Plan

    7

    843891011

    IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

    The proposed rezoning is consistent with and fosters numerous goals and policies of the

    Comprehensive Plan

    The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

    DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

    by furthering the physical and economic development of the District by facilitating the

    redevelopment of a parking lot into an efficient addition to an existing office building in close

    proximity to multiple Metrorail stations and other modes of transportation

    A Citywide Elements

    1 Framework Elements and Maps

    The Framework Element provides guidelines for using the Future Land Use Map This

    Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

    zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

    the text of the entire Comprehensive Plan

    On the Future Land Use Map the Subject Property is mapped for High Density

    Commercial and High Density Residential uses The High Density Commercial category

    ldquodefine[s] the central employment district of the city and other major office employment centers

    on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

    than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

    Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

    8

    843891011

    4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

    corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

    sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

    Districts are consistent with High Density Residential

    The rezoning is consistent with these definitions and the Zone Districts in this area Also

    the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

    corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

    lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

    employment centerrdquo which the Element encourages by increasing the amount of commercial

    development consistent with the Comprehensive Plan sect2188

    On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

    Areardquo Land Use Change Areas are identified as the areas where development is most

    anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

    The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

    development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

    aspires to create high quality environments that include exemplary site and architectural design

    and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

    proposed rezoning will allow a quintessential Land Use Change Area development The

    rezoning will facilitate the conversion of underutilized land into a space for high-quality

    development

    2 Land Use Element

    The proposed rezoning advances several policies of the Land Use Element First the

    Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

    9

    843891011

    131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

    sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

    sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

    Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

    Property will be developed with the sort of pedestrian-oriented infill development promoted by

    the Land Use Element

    Second the Land Use Elements also seeks to foster the Central Employment Area as the

    prime location for work in the District The Central Employment Area should ldquopromote the use

    of this area with high-value land uses that enhance its image as the seat of the national

    government and the center of the District of Columbia and that make the most efficient possible

    use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

    Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

    developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

    adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

    furthers the goals of the Element by not only creating more employment but by creating the

    opportunity for additional office space adjacent to the Central Employment Area without

    overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

    encourages efficient use of the nearby transit facilities for employees coming to the Subject

    Property

    Third and finally the Land Use Element encourages creative parking management to

    respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

    136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

    Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

    10

    843891011

    priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

    surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

    rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

    the existing surface parking near a Metro station and offering an appropriate amount of enclosed

    parking for employees

    3 Other Elements

    This rezoning is also consistent with policies in the Transportation Economic

    Development and Urban Design Elements of the Comprehensive Plan The Transportation

    Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

    Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

    business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

    Oriented Uses) The redevelopment of this site will be consistent with these objections and the

    rezoning will encourage such a transit-oriented development As discussed the Property is

    located in close proximity to multiple Metrorail stations Additionally there are many other bus

    lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

    Property Therefore the redevelopment of the Property will enhance the use of public transit

    based on the convenient location

    The Economic Development Element encourages development that expands the office

    sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

    that will allow the expansion of office space will constitute ldquoinfill and renovation within

    established commercial districts to more efficiently use available space while providing

    additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

    rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

    11

    843891011

    demand in Mount Vernon Triangle thus providing more office space for the expanding demand

    in a transit-rich area of the District

    Finally the Map Amendment also supports the Urban Design Element of the

    Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

    Currently at the Subject Property there is an airshaft set apart from any other structures which

    does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

    (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

    may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

    visually appealing

    Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

    solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

    2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

    addition would enclose parking in the structure making it visually appealing and using the space

    in an efficient way

    B Compliance with Area Elements

    The Subject Property is within the Central Washington Area Element This Element

    encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

    Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

    sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

    making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

    desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

    also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

    policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

    projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

    12

    843891011

    the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

    goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

    outside of the current concentration of office spaces in downtown The addition will also make a

    current inefficient use of space from the parking lot and airshaft into an efficient property with

    high-quality office space that visually fits into the surrounding community The rezoning will

    facilitate the possibility of this additional commercial space at the Property

    13

    843891011

    V COMMUNITY CONTACTS

    The community has been aware of AIPACrsquos interest in expanding for over two years

    AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

    be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

    application

    14

    843891011

    VI CONCLUSION

    For the foregoing reasons the Applicant submits that the enclosed application meets the

    standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

    Accordingly the Applicant respectfully requests that the Zoning Commission set the

    rezoning application down for a public hearing at the earliest possible date

    Respectfully submitted

    GOULSTON amp STORRS PC

    __s_____________________

    Allison C Prince

    __s_____________________

    Meghan Hottel-Cox

    Date September 1 2017

    15

    843891011

    • Structure Bookmarks
      • Figure
      • 2amp H STREETS NW
        • 2amp H STREETS NW
          • nd
            • By 251 Massachusetts Avenue LLC
            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
            • September 1 2017
            • 843891011
              • 843891011
                • ZONING COMMISSIONZONING COMMISSION
                  • ZONING COMMISSIONZONING COMMISSION
                  • District of ColumbiaDistrict of Columbia
                  • CASE NO17-16CASE NO17-16
                    • Deleted
                    • EXHIBIT NO2EXHIBIT NO2
                      • EXHIBIT NO2EXHIBIT NO2
                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                          • th
                            • 843891011
                              • 843891011
                                • TABLE OF CONTENTS
                                • TABLE OF CONTENTS
                                  • TABLE OF CONTENTS
                                    • TABLE OF CONTENTS
                                    • II
                                      • PREFACE
                                        • PREFACE
                                        • IV
                                          • I
                                            • I
                                            • INTRODUCTION
                                            • 1
                                              • A
                                                • A
                                                • Summary of Requested Action
                                                • 1
                                                  • B
                                                    • B
                                                    • The Applicant
                                                    • 2
                                                      • II
                                                        • II
                                                        • THE PROPERTY
                                                        • 4
                                                          • III
                                                            • III
                                                            • PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                            • 7
                                                              • IV
                                                                • IV
                                                                • COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                • 8
                                                                  • A
                                                                    • A
                                                                    • Citywide Elements
                                                                    • 8
                                                                      • B
                                                                        • B
                                                                        • Compliance with Area Elements
                                                                        • 12
                                                                          • V
                                                                            • V
                                                                            • COMMUNITY CONTACTS
                                                                            • 14
                                                                              • VI
                                                                                • VI
                                                                                • CONCLUSION
                                                                                • 15
                                                                                    • 843891011
                                                                                      • 843891011
                                                                                        • EXHIBITS
                                                                                          • EXHIBITS
                                                                                          • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                          • 843891011
                                                                                            • 843891011
                                                                                                • PREFACE
                                                                                                  • PREFACE
                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                    • nd
                                                                                                    • rd
                                                                                                      • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                      • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                      • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                      • 843891011
                                                                                                        • 843891011
                                                                                                          • I INTRODUCTION
                                                                                                            • I INTRODUCTION
                                                                                                            • A Summary of Requested Action
                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                            • 843891011
                                                                                                              • 843891011
                                                                                                                  • B The Applicant
                                                                                                                    • B The Applicant
                                                                                                                      • B The Applicant
                                                                                                                      • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                      • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                        • Subject Project are $71706492 annually
                                                                                                                          • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                            • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                              • 843891011
                                                                                                                                • 843891011
                                                                                                                                  • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                  • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                  • 843891011
                                                                                                                                    • 843891011
                                                                                                                                      • II THE PROPERTY
                                                                                                                                      • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                      • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                        • nd
                                                                                                                                          • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                          • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                          • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                            • rd
                                                                                                                                            • rd
                                                                                                                                              • 843891011
                                                                                                                                                • 843891011
                                                                                                                                                  • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                  • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                    • nd
                                                                                                                                                      • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                      • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                      • 843891011
                                                                                                                                                        • 843891011
                                                                                                                                                          • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                          • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                          • 843891011
                                                                                                                                                            • 843891011
                                                                                                                                                              • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                              • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                              • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                              • 843891011
                                                                                                                                                                • 843891011
                                                                                                                                                                  • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                  • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                  • Comprehensive Plan
                                                                                                                                                                  • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                  • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                  • A Citywide Elements
                                                                                                                                                                  • 1
                                                                                                                                                                    • Framework Elements and Maps
                                                                                                                                                                      • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                      • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                        • -
                                                                                                                                                                          • 843891011
                                                                                                                                                                            • 843891011
                                                                                                                                                                              • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                              • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                              • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                              • 2
                                                                                                                                                                                • Land Use Element
                                                                                                                                                                                  • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                    • -
                                                                                                                                                                                      • 843891011
                                                                                                                                                                                        • 843891011
                                                                                                                                                                                          • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                          • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                          • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                            • -
                                                                                                                                                                                              • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                      • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                      • 3
                                                                                                                                                                                                        • Other Elements
                                                                                                                                                                                                          • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                          • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                              • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                              • in a transit-rich area of the District
                                                                                                                                                                                                              • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                              • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                • -
                                                                                                                                                                                                                  • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                  • B Compliance with Area Elements
                                                                                                                                                                                                                  • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                      • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                      • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                          • V COMMUNITY CONTACTS
                                                                                                                                                                                                                          • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                              • VI CONCLUSION
                                                                                                                                                                                                                              • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                              • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                              • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                              • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                  • Date September 1 2017
                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                      • Figure
                                                                                                                                                                                                                                      • 2amp H STREETS NW
                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                          • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                          • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                          • September 1 2017
                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                              • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                              • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                • th
                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                      • TABLE OF CONTENTS
                                                                                                                                                                                                                                                      • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                      • A Summary of Requested Action 1
                                                                                                                                                                                                                                                      • B The Applicant 2
                                                                                                                                                                                                                                                      • II THE PROPERTY 4
                                                                                                                                                                                                                                                      • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                      • A Citywide Elements 8
                                                                                                                                                                                                                                                      • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                      • VI CONCLUSION 15
                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                          • EXHIBITS
                                                                                                                                                                                                                                                          • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                              • PREFACE
                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                  • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                  • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                  • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                      • I INTRODUCTION
                                                                                                                                                                                                                                                                      • A Summary of Requested Action
                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                      • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                      • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                          • B The Applicant
                                                                                                                                                                                                                                                                          • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                          • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                            • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                              • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                      • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                      • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                          • II THE PROPERTY
                                                                                                                                                                                                                                                                                          • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                          • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                              • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                              • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                              • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                      • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                      • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                          • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                          • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                              • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                              • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                  • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                  • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                  • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                      • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                      • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                      • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                      • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                      • A Citywide Elements
                                                                                                                                                                                                                                                                                                                      • 1
                                                                                                                                                                                                                                                                                                                        • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                          • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                          • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                  • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                  • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                  • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                  • 2
                                                                                                                                                                                                                                                                                                                                    • Land Use Element
                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                              • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                              • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                              • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                  • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                    • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                          • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                          • 3
                                                                                                                                                                                                                                                                                                                                                            • Other Elements
                                                                                                                                                                                                                                                                                                                                                              • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                              • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                  • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                  • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                  • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                  • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                      • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                          • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                          • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                              • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                  • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                  • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                  • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                  • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                      • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                          • Figure
                                                                                                                                                                                                                                                                                                                                                                                          • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                              • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                              • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                              • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                  • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                    • th
                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                          • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                              • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                              • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                  • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                      • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                      • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                          • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                              • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                  • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                    • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                          • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                          • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                              • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                          • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      2nd amp H STREETS NW

      By 251 Massachusetts Avenue LLC

      APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR

      AN AMENDMENT TO THE ZONING MAP

      September 1 2017

      843891011

      Applicant 251 Massachusetts Avenue LLC

      251 H Street NW

      Washington DC 20001

      Land Use Counsel Goulston amp Storrs

      1999 K Street NW 5th Floor

      Washington DC 20006

      i

      843891011

      TABLE OF CONTENTS

      TABLE OF CONTENTS II

      PREFACE IV

      I INTRODUCTION 1

      A Summary of Requested Action 1 B The Applicant 2 II THE PROPERTY 4

      III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8

      A Citywide Elements 8 B Compliance with Area Elements 12 V COMMUNITY CONTACTS 14

      VI CONCLUSION 15

      ii

      843891011

      EXHIBITS

      Exhibit A ndash Application Form and Authorization Letter

      Exhibit B ndash Zone Map

      Exhibit C ndash Future Land Use Map

      Exhibit D ndash Certificate of Notice

      Exhibit E ndash Compliance with Regulations

      Exhibit F ndash Publicly Available Information

      Exhibit G ndash List of Property Owners within 200 feet of the Subject Property

      Exhibit H ndash Plat

      Exhibit I ndash Site and area photos

      iii

      843891011

      PREFACE

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known

      as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the

      southern portion of Square 560 a rectangular-shaped block in NW bounded by 2nd 3rd H and K

      Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on

      adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immediate and anticipated future growth

      needs of the existing occupant of that building a non-profit organization

      This application is consistent with the District of Columbia Comprehensive Plan DC

      Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the

      ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia

      The Applicant originally proposed to expand 251 H by rezoning both the 251 H property

      and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of

      building height Ultimately it was determined with input from the Office of Planning that the

      rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while

      more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs

      Submitted in support of this application are completed application forms a copy of the

      notice of intent to file a rezoning application that was mailed to surrounding property owners and

      parties (with the certification of mailing and list of property owners) and a map depicting the

      Zone Districts for the property and surrounding area As set forth below this statement and the

      attached documents meet the filing requirements for a map amendment under Subtitle X Chapter

      5 and Subtitle Z Chapter 3 of the District of Columbia Zoning Regulations This application is

      being filed as a contested case pursuant to Subtitle Z sect 2012(e) and Subtitle X Chapter 6

      iv

      843891011

      I INTRODUCTION

      A Summary of Requested Action

      This statement and the attached documents support the application of 251 Massachusetts

      Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map

      Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is

      located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood

      Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary

      Square Metrorail station and five blocks from the Union Station Metrorail station

      The Subject Property is improved with a surface parking lot and contains 15000 square

      feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a

      large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The

      Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters

      for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This

      rezoning is driven by AIPACrsquos need to expand The Property can accommodate an addition to

      serve the organizationrsquos projected future growth

      The Subject Property is located in the High Density Commercial and High Density

      Residential Land Use categories on the Future Land Use Map The Subject Property is currently

      located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The

      Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment

      will not increase the maximum permitted height of 90 feet for the Property While it will only

      increase the maximum FAR of 60 to 65 (or 78 if Density Credits are used) it will increase the

      maximum permitted commercial FAR from 20 to 60

      1

      843891011

      B The Applicant

      The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs

      Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission

      is to strengthen protect and promote the US-Israel relationship in ways that enhance the

      security of Israel and the United States AIPACrsquos staff and citizen activists educate decision

      makers about the bonds that unite the United States and Israel and how it is in Americarsquos best

      interest to help ensure that Israel is safe strong and secure The New York Times says AIPAC

      is ldquothe most important organization affecting Americarsquos relationship with Israelrdquo

      AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the

      proposed rezoning of the adjacent lot will facilitate its expansion When opened in February

      2008 the current headquarters housed 125 employees In the eight years since opening AIPAC

      has grown to 220 employees who currently work in its headquarters It anticipates having further

      growth during the next three to five years The Applicant purchased the Property with the

      expectation of creating additional space as AIPAC grew The Property will allow for additional

      space to ensure that the organization will be able to remain on H Street for the foreseeable future

      Notably the Applicant a wholly owned subsidiary of AIPAC is not exempt from real property

      taxes in DC The Applicantrsquos current property taxes for the existing headquarters and the

      Subject Project are $71706492 annually

      Amendments to the Zoning Map are permitted provided that the new zone category is

      ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe

      that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos

      designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone

      District The D-4 Zone District is appropriate for the High Density CommercialHigh Density

      2

      843891011

      Residential Land Use category After rezoning a potential commercial project under the D-4

      Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density

      Credits) and 100 lot occupancy

      3

      843891011

      II THE PROPERTY

      As described above the Subject Property consists of Lot 853 which is located above the

      I-395 highway The parcel is part of a single record lot with other adjacent properties in the

      square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and

      was recently amended and restated

      The Property is located at the northwestern corner of 2nd and H Streets NW and consists

      of approximately 15000 square feet of land area The Property is improved with a surface level

      parking lot and an air shaft that was used to vent the highway

      The Property is subject to easements and covenants with the District of Columbia that

      ensure continued operation of the highway as well as DDOT access to the support facilities

      Construction on the Property will require review and approval by DDOT with concurrence by

      the Federal Highway Administration Importantly the agreements explicitly list office and other

      commercial and institutional uses as permitted uses

      The Property is located in the Mount Vernon Triangle neighborhood at the edge of the

      Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and

      commercial uses as well as surface parking lots anticipated to be redeveloped As noted below

      many of the surrounding properties have been constructed to a height of 130 feet

      To the west and north of the Subject Property is an air rights parcel over a one story

      portion of building a surface parking lot and along 3rd Street and Mount Carmel Baptist Church

      all of which are part of the single record lot with the Subject Property The air rights parcel and

      parking lot are anticipated to be redeveloped as a residential apartment building To the west of

      the Property across 3rd Street NW is a 12-story residential building Further to the west are a

      number of 12- and 13-story residential buildings

      4

      843891011

      To the south of the Property across H Street NW is property that is maintained by the

      District as Cobb Park The park is slated for a major renovation that is in the planning stages

      Further to the south across Massachusetts Avenue NW is the northern block of the Capitol

      Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall

      commercial office buildings To the southeast of the Subject Property at the southeast corner of

      the intersection of 2nd and H Streets NW is an eight-story commercial office building

      (commonly known as the ldquoDarth Vaderrdquo building) which measures over 100 feet in height and

      was constructed pursuant to a PUD approved in ZC Case No 80-07 (ZC Order No 324) This

      PUD was recently modified to include a Zoning Map Amendment to the C-4 Zone District

      (based on the 1958 Zoning Regulations) to construct an addition allowing a building height of

      130 feet and an FAR of 92 (ZC Order No 80-07A) To the east of the Subject Property are

      surface parking lots that are being redeveloped pursuant to the Districtrsquos RFP process further to

      the east is 77H which was recently redeveloped as a mixed-use residential and retail building

      containing a Walmart

      The Subject Property is approximately four blocks from the Judiciary Square Metrorail

      station and other stations are also located within walking distance Additionally the Maryland

      and Virginia commuter train services (MARC and VRE respectively) both service Union

      Station which is six blocks from the Subject Property Multiple Metrobus lines also service the

      Property

      The Subject Property was formerly designated as C-2-C and is now designated as MU-6

      Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of

      the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is

      located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD

      5

      843891011

      was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as

      D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to

      the east of the Subject Property is located in the MU-4 Zone District this parcel is District-

      owned RFP site that is slated for development with a mixed-use residential building with ground

      floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the

      east is located in the MU-9 Zone District

      6

      843891011

      IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS

      As detailed in Section IV the proposed Map Amendment is fully consistent with the

      goals and policies of the Comprehensive Plan for the District of Columbia which designate the

      Subject Property for High Density Commercial and High Density Residential land use

      Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit

      headquarters in a transit-oriented location and high-demand area adjacent to the Central

      Employment Area The proposed expansion under D-4 zoning will be appropriate given the

      proximity to transit the height and mass of surrounding buildings along H Street and

      Massachusetts Avenue and the lack of adverse impacts on nearby residential areas The

      rezoning will have a positive land use impact that is consistent with the Comprehensive Plan and

      other planning goals of the District of Columbia

      The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4

      Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed

      more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the

      Subject Property in the High Density Commercial and High Density Residential categories The

      proposed D-4 zoning is necessary to accommodate the needed commercial density The

      Comprehensive Plan states that the proposed D-4 Zone District (formerly C-3-C) is consistent

      with the Future Land Use Map designation Accordingly the proposed rezoning of the Subject

      Property to the D-4 Zone District is consistent with the Comprehensive Plan

      7

      843891011

      IV COMPLIANCE WITH THE COMPREHENSIVE PLAN

      The proposed rezoning is consistent with and fosters numerous goals and policies of the

      Comprehensive Plan

      The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the natural and architectural assets of the District and (6) Assist in the conservation stabilization and improvement of each neighborhood and community in the District

      DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes

      by furthering the physical and economic development of the District by facilitating the

      redevelopment of a parking lot into an efficient addition to an existing office building in close

      proximity to multiple Metrorail stations and other modes of transportation

      A Citywide Elements

      1 Framework Elements and Maps

      The Framework Element provides guidelines for using the Future Land Use Map This

      Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the

      zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with

      the text of the entire Comprehensive Plan

      On the Future Land Use Map the Subject Property is mapped for High Density

      Commercial and High Density Residential uses The High Density Commercial category

      ldquodefine[s] the central employment district of the city and other major office employment centers

      on the downtown perimeter It is characterized by office and mixed officeretail buildings greater

      than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density

      Commercial areas include C-2-C C-3-C C-4 and C-5 the current designations for which are D-

      8

      843891011

      4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and

      corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo

      sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone

      Districts are consistent with High Density Residential

      The rezoning is consistent with these definitions and the Zone Districts in this area Also

      the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along

      corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking

      lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major

      employment centerrdquo which the Element encourages by increasing the amount of commercial

      development consistent with the Comprehensive Plan sect2188

      On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change

      Areardquo Land Use Change Areas are identified as the areas where development is most

      anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310

      The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new

      development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District

      aspires to create high quality environments that include exemplary site and architectural design

      and that are compatible with and do not negatively impact nearby neighborhoodsrdquo sect22312 The

      proposed rezoning will allow a quintessential Land Use Change Area development The

      rezoning will facilitate the conversion of underutilized land into a space for high-quality

      development

      2 Land Use Element

      The proposed rezoning advances several policies of the Land Use Element First the

      Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU-

      9

      843891011

      131 Station Areas as Neighborhood Centers) as the best opportunities for infill development

      sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes

      sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the

      Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The

      Property will be developed with the sort of pedestrian-oriented infill development promoted by

      the Land Use Element

      Second the Land Use Elements also seeks to foster the Central Employment Area as the

      prime location for work in the District The Central Employment Area should ldquopromote the use

      of this area with high-value land uses that enhance its image as the seat of the national

      government and the center of the District of Columbia and that make the most efficient possible

      use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The

      Element specifies ldquothe CEA shall include the greater concentration of the cityrsquos private office

      developmentrdquo sect3048 (LU-113 Central Employment Area) The Subject Property is located

      adjacent to the Central Employment Area the boundary of which is H Street NW The rezoning

      furthers the goals of the Element by not only creating more employment but by creating the

      opportunity for additional office space adjacent to the Central Employment Area without

      overburdening the congested office use in the ldquotraditionalrdquo downtown The rezoning also

      encourages efficient use of the nearby transit facilities for employees coming to the Subject

      Property

      Third and finally the Land Use Element encourages creative parking management to

      respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU-

      136 Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248

      Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa

      10

      843891011

      priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and

      surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the

      rezoning meets the objectives of the Land Use Element by allowing for the future elimination of

      the existing surface parking near a Metro station and offering an appropriate amount of enclosed

      parking for employees

      3 Other Elements

      This rezoning is also consistent with policies in the Transportation Economic

      Development and Urban Design Elements of the Comprehensive Plan The Transportation

      Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114

      Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo

      business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-

      Oriented Uses) The redevelopment of this site will be consistent with these objections and the

      rezoning will encourage such a transit-oriented development As discussed the Property is

      located in close proximity to multiple Metrorail stations Additionally there are many other bus

      lines in the area and the commuter rail lines at Union Station are within a mile of the Subject

      Property Therefore the redevelopment of the Property will enhance the use of public transit

      based on the convenient location

      The Economic Development Element encourages development that expands the office

      sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning

      that will allow the expansion of office space will constitute ldquoinfill and renovation within

      established commercial districts to more efficiently use available space while providing

      additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed

      rezoning will facilitate the conversion of a surface parking lot to new office use amidst growing

      11

      843891011

      demand in Mount Vernon Triangle thus providing more office space for the expanding demand

      in a transit-rich area of the District

      Finally the Map Amendment also supports the Urban Design Element of the

      Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street

      Currently at the Subject Property there is an airshaft set apart from any other structures which

      does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064

      (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that

      may eliminate or wrap around the airshaft and allowing for a cohesive view that is uniform and

      visually appealing

      Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative

      solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD-

      2211 Parking Structures) Instead of the current surface lot on the Subject Property a new

      addition would enclose parking in the structure making it visually appealing and using the space

      in an efficient way

      B Compliance with Area Elements

      The Subject Property is within the Central Washington Area Element This Element

      encourages ldquoretain[ing] Central Washington as the premier office location in the Greater

      Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo

      sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include

      making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide

      desirable diversityrdquo sect16072 (Planning and Development Priorities) The proposed rezoning is

      also consistent with the Elementrsquos goals for the specific Mount Vernon Triangle Area Echoing

      policies elsewhere in the Comprehensive Plan the Central Washington Area Element encourages

      projects in Mount Vernon Triangle to create ldquoeconomic valuerdquo and a ldquoquality environmentrdquo for

      12

      843891011

      the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these

      goals ndash the non-profit AIPAC seeks to expand its current office and create more office space

      outside of the current concentration of office spaces in downtown The addition will also make a

      current inefficient use of space from the parking lot and airshaft into an efficient property with

      high-quality office space that visually fits into the surrounding community The rezoning will

      facilitate the possibility of this additional commercial space at the Property

      13

      843891011

      V COMMUNITY CONTACTS

      The community has been aware of AIPACrsquos interest in expanding for over two years

      AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will

      be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this

      application

      14

      843891011

      VI CONCLUSION

      For the foregoing reasons the Applicant submits that the enclosed application meets the

      standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations

      Accordingly the Applicant respectfully requests that the Zoning Commission set the

      rezoning application down for a public hearing at the earliest possible date

      Respectfully submitted

      GOULSTON amp STORRS PC

      __s_____________________

      Allison C Prince

      __s_____________________

      Meghan Hottel-Cox

      Date September 1 2017

      15

      843891011

      • Structure Bookmarks
        • Figure
        • 2amp H STREETS NW
          • 2amp H STREETS NW
            • nd
              • By 251 Massachusetts Avenue LLC
              • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
              • September 1 2017
              • 843891011
                • 843891011
                  • ZONING COMMISSIONZONING COMMISSION
                    • ZONING COMMISSIONZONING COMMISSION
                    • District of ColumbiaDistrict of Columbia
                    • CASE NO17-16CASE NO17-16
                      • Deleted
                      • EXHIBIT NO2EXHIBIT NO2
                        • EXHIBIT NO2EXHIBIT NO2
                          • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                          • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                            • th
                              • 843891011
                                • 843891011
                                  • TABLE OF CONTENTS
                                  • TABLE OF CONTENTS
                                    • TABLE OF CONTENTS
                                      • TABLE OF CONTENTS
                                      • II
                                        • PREFACE
                                          • PREFACE
                                          • IV
                                            • I
                                              • I
                                              • INTRODUCTION
                                              • 1
                                                • A
                                                  • A
                                                  • Summary of Requested Action
                                                  • 1
                                                    • B
                                                      • B
                                                      • The Applicant
                                                      • 2
                                                        • II
                                                          • II
                                                          • THE PROPERTY
                                                          • 4
                                                            • III
                                                              • III
                                                              • PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                              • 7
                                                                • IV
                                                                  • IV
                                                                  • COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                  • 8
                                                                    • A
                                                                      • A
                                                                      • Citywide Elements
                                                                      • 8
                                                                        • B
                                                                          • B
                                                                          • Compliance with Area Elements
                                                                          • 12
                                                                            • V
                                                                              • V
                                                                              • COMMUNITY CONTACTS
                                                                              • 14
                                                                                • VI
                                                                                  • VI
                                                                                  • CONCLUSION
                                                                                  • 15
                                                                                      • 843891011
                                                                                        • 843891011
                                                                                          • EXHIBITS
                                                                                            • EXHIBITS
                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                            • 843891011
                                                                                              • 843891011
                                                                                                  • PREFACE
                                                                                                    • PREFACE
                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                      • nd
                                                                                                      • rd
                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                        • 843891011
                                                                                                          • 843891011
                                                                                                            • I INTRODUCTION
                                                                                                              • I INTRODUCTION
                                                                                                              • A Summary of Requested Action
                                                                                                              • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                              • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                              • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                              • 843891011
                                                                                                                • 843891011
                                                                                                                    • B The Applicant
                                                                                                                      • B The Applicant
                                                                                                                        • B The Applicant
                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                • 843891011
                                                                                                                                  • 843891011
                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                    • 843891011
                                                                                                                                      • 843891011
                                                                                                                                        • II THE PROPERTY
                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                          • nd
                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                              • rd
                                                                                                                                              • rd
                                                                                                                                                • 843891011
                                                                                                                                                  • 843891011
                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                      • nd
                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                        • 843891011
                                                                                                                                                          • 843891011
                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                            • 843891011
                                                                                                                                                              • 843891011
                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                • 843891011
                                                                                                                                                                  • 843891011
                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                    • 1
                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                          • -
                                                                                                                                                                            • 843891011
                                                                                                                                                                              • 843891011
                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                • 2
                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                      • -
                                                                                                                                                                                        • 843891011
                                                                                                                                                                                          • 843891011
                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                              • -
                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                        • 3
                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Figure
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2amp H STREETS NW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • By 251 Massachusetts Avenue LLC
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • APPLICATION TO THE DISTRICT OF COLUMBIA ZONING COMMISSION FOR AN AMENDMENT TO THE ZONING MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Applicant 251 Massachusetts Avenue LLC 251 H Street NW Washington DC 20001
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Land Use Counsel Goulston amp Storrs 1999 K Street NW 5 Floor Washington DC 20006
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • TABLE OF CONTENTS II PREFACE IV I INTRODUCTION 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B The Applicant 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • II THE PROPERTY 4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • III PLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS 7
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements 8
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements 12
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • V COMMUNITY CONTACTS 14
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • VI CONCLUSION 15
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • EXHIBITS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • Exhibit A ndash Application Form and Authorization Letter Exhibit B ndash Zone Map Exhibit C ndash Future Land Use Map Exhibit D ndash Certificate of Notice Exhibit E ndash Compliance with Regulations Exhibit F ndash Publicly Available Information Exhibit G ndash List of Property Owners within 200 feet of the Subject Property Exhibit H ndash Plat Exhibit I ndash Site and area photos
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • PREFACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC to the Zoning Commission for a Zoning Map Amendment for the property known as Lot 853 in Square 560 (ldquoSubject Propertyrdquo or ldquoPropertyrdquo) The Subject Property is in the southern portion of Square 560 a rectangular-shaped block in NW bounded by 2 3 H and K Streets in Ward 6 The rezoning will facilitate the expansion of an existing office building on adjacent Lot 852 at 251 H Street (ldquo251 Hrdquo) to meet the immedi
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • This application is consistent with the District of Columbia Comprehensive Plan DC Law 16-300 10A DCMR (Planning and Development) sect 100 et seq (2006) (the ldquoComprehensive Planrdquo) as well as the goals and policies of the District of Columbia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant originally proposed to expand 251 H by rezoning both the 251 H property and the Subject Property to D-6 through the PUD process which would have allowed 130 feet of building height Ultimately it was determined with input from the Office of Planning that the rezoning process was simpler and more appropriate for this non-profit and that D-4 zoning while more restrictive than D-6 would be sufficient to meet the Applicantrsquos needs
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Submitted in support of this application are completed application forms a copy of the notice of intent to file a rezoning application that was mailed to surrounding property owners and parties (with the certification of mailing and list of property owners) and a map depicting the Zone Districts for the property and surrounding area As set forth below this statement and the attached documents meet the filing requirements for a map amendment under Subtitle X Chapter 5 and Subtitle Z Chapter 3 of the Di
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • I INTRODUCTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Summary of Requested Action
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • This statement and the attached documents support the application of 251 Massachusetts Avenue LLC (ldquoOwnerrdquo or ldquoApplicantrdquo) to the Zoning Commission for a Zoning Map Amendment for the rezoning of the Subject Property known as Lot 853 in Square 560 which is located along the H Street corridor in Ward 6 within the jurisdiction of Advisory Neighborhood Commission (ldquoANCrdquo) 6E The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and five blocks from the Union Station Metr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is improved with a surface parking lot and contains 15000 square feet of land area The I-395 Freeway runs underneath the Subject Property The site contains a large and unsightly air shaft that was intended to provide ventilation to the I-395 tunnel The Property is adjacent to the Applicantrsquos seven-story office building that serves as the headquarters for the American Israel Public Affairs Committee (ldquoAIPACrdquo) a non-profit organization This rezoning is driven by AIPACrsquos need to expa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is located in the High Density Commercial and High Density Residential Land Use categories on the Future Land Use Map The Subject Property is currently located in the MU-6 Zone District which was formerly known as the C-2-C Zone District The Applicant seeks to rezone the property to the D-4 Zone District The Zoning Map Amendment will not increase the maximum permitted height of 90 feet for the Property While it will only increase the maximum FAR of 60 to 65 (or 78 if Density Cred
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • B The Applicant
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Applicant is a wholly-owned subsidiary of the American Israel Public Affairs Committee (ldquoAIPACrdquo) AIPAC is a 100000+ member grass roots organization whose mission is to strengthen protect and promote the US-Israel relationship in ways that enhance the security of Israel and the United States AIPACrsquos staff and citizen activists educate decision makers about the bonds that unite the United States and Israel and how it is in Americarsquos best interest to help ensure that Israel is safe strong and secu
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • AIPAC is outgrowing its existing headquarters building at 251 H Street NW and the proposed rezoning of the adjacent lot will facilitate its expansion When opened in February 2008 the current headquarters housed 125 employees In the eight years since opening AIPAC has grown to 220 employees who currently work in its headquarters It anticipates having further growth during the next three to five years The Applicant purchased the Property with the expectation of creating additional space as AIPAC grew T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Subject Project are $71706492 annually
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Amendments to the Zoning Map are permitted provided that the new zone category is that in this case a Map Amendment is appropriate Consistent with the Comprehensive Planrsquos designation for the Property the Applicant proposes to rezone the Property to the D-4 Zone District The D-4 Zone District is appropriate for the High Density CommercialHigh Density
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • ldquonot inconsistent with the Comprehensive Planrdquo DC Code Sec 6-64102 We strongly believe
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Residential Land Use category After rezoning a potential commercial project under the D-4
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Zone District would be permitted a height of 90 feet an FAR of 65 (or 78 with Density Credits) and 100 lot occupancy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • II THE PROPERTY
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • As described above the Subject Property consists of Lot 853 which is located above the I-395 highway The parcel is part of a single record lot with other adjacent properties in the square and is subject to a Single Record Lot Agreement that was originally recorded in 2006 and was recently amended and restated
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Property is located at the northwestern corner of 2and H Streets NW and consists of approximately 15000 square feet of land area The Property is improved with a surface level parking lot and an air shaft that was used to vent the highway
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is subject to easements and covenants with the District of Columbia that ensure continued operation of the highway as well as DDOT access to the support facilities Construction on the Property will require review and approval by DDOT with concurrence by the Federal Highway Administration Importantly the agreements explicitly list office and other commercial and institutional uses as permitted uses
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Property is located in the Mount Vernon Triangle neighborhood at the edge of the Downtown and NoMa neighborhoods and is surrounded by a mix of high density residential and commercial uses as well as surface parking lots anticipated to be redeveloped As noted below many of the surrounding properties have been constructed to a height of 130 feet
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • To the west and north of the Subject Property is an air rights parcel over a one story portion of building a surface parking lot and along 3Street and Mount Carmel Baptist Church all of which are part of the single record lot with the Subject Property The air rights parcel and parking lot are anticipated to be redeveloped as a residential apartment building To the west of the Property across 3Street NW is a 12-story residential building Further to the west are a number of 12-and 13-story residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • rd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • To the south of the Property across H Street NW is property that is maintained by the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • District as Cobb Park The park is slated for a major renovation that is in the planning stages Further to the south across Massachusetts Avenue NW is the northern block of the Capitol Crossing PUD (ZC Order No 08-34) which is under construction and includes 130-foot tall commercial office buildings To the southeast of the Subject Property at the southeast corner of the intersection of 2and H Streets NW is an eight-story commercial office building (commonly known as the ldquoDarth Vaderrdquo building) w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • nd
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property is approximately four blocks from the Judiciary Square Metrorail station and other stations are also located within walking distance Additionally the Maryland and Virginia commuter train services (MARC and VRE respectively) both service Union Station which is six blocks from the Subject Property Multiple Metrobus lines also service the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Subject Property was formerly designated as C-2-C and is now designated as MU-6 Zone District under the 2016 Zoning Regulations Surrounding property to the north and west of the Subject Property is located in the MU-6 and D-4-R Zone Districts Cobb Park to the south is located in the D-4 Zone District the property further to the south in the Capitol Crossing PUD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • was rezoned to the C-4 Zone District under the 1958 Zoning Regulations which is now known as
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • D-6 Property to the southeast is in the D-3 Zone District The triangular parcel immediately to the east of the Subject Property is located in the MU-4 Zone District this parcel is District-owned RFP site that is slated for development with a mixed-use residential building with ground floor retail and a rezoning to the D-4-R Zone District (ZC Case 17-06) Property further to the east is located in the MU-9 Zone District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • IIIPLANNING ANALYSIS ndash LAND USE AND ZONING IMPROVEMENTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • As detailed in Section IV the proposed Map Amendment is fully consistent with the goals and policies of the Comprehensive Plan for the District of Columbia which designate the Subject Property for High Density Commercial and High Density Residential land use Specifically the rezoning will allow for the expansion of AIPACrsquos existing nonprofit headquarters in a transit-oriented location and high-demand area adjacent to the Central Employment Area The proposed expansion under D-4 zoning will be appropriat
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The Applicant requests a Zoning Map Amendment for the Subject Property to the D-4 Zone District This proposed zone plan is consistent with the Comprehensive Plan As discussed more fully in Section IV the Future Land Use Map of the Comprehensive Plan locates the Subject Property in the High Density Commercial and High Density Residential categories The proposed D-4 zoning is necessary to accommodate the needed commercial density The Comprehensive Plan states that the proposed D-4 Zone District (formerly
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • IV COMPLIANCE WITH THE COMPREHENSIVE PLAN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning is consistent with and fosters numerous goals and policies of the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The purposes of the District elements of the Comprehensive Plan for the National Capital are to (1) Define the requirements and aspirations of District residents and accordingly influence social economic and physical development (2) Guide executive and legislative decisions on matters affecting the District and its citizens (3) Promote economic growth and jobs for District residents (4) Guide private and public development in order to achieve District and community goals (5) Maintain and enhance the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • DC Code sect 1-30601(b) (2006) The proposed rezoning significantly advances these purposes by furthering the physical and economic development of the District by facilitating the redevelopment of a parking lot into an efficient addition to an existing office building in close proximity to multiple Metrorail stations and other modes of transportation
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • A Citywide Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • Framework Elements and Maps
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • The Framework Element provides guidelines for using the Future Land Use Map This Element states that the Future Land Use Map should be interpreted ldquobroadlyrdquo and notes that the zoning for an area should be guided by the Future Land Use Map interpreted in conjunction with the text of the entire Comprehensive Plan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • On the Future Land Use Map the Subject Property is mapped for High Density Commercial and High Density Residential uses The High Density Commercial category ldquodefine[s] the central employment district of the city and other major office employment centers on the downtown perimeter It is characterized by office and mixed officeretail buildings greater than eight stories in heightrdquo sect22511 The Zone Districts corresponding to High Density Commercial areas include C-2-C C-3-C C-4 and C-5 the current desig
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 4 D-5 D-6 and D-7 The High Density Residential category ldquodefine[s] neighborhoods and corridors where high-rise (8 stories or more) apartment buildings are the predominant userdquo sect2256 The Comprehensive Plan provides that R-5-D and R-5-E (now RA-4 and RA-5) Zone Districts are consistent with High Density Residential
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • The rezoning is consistent with these definitions and the Zone Districts in this area Also the rezoning will further the Elementrsquos goals of ldquoredevelopment and infill opportunities along corridors and near transit stationsrdquo sect2176 as it will attain for more efficient use of the parking lot space on H Street Finally the rezoning will strengthen downtown as ldquothe regionrsquos major employment centerrdquo which the Element encourages by increasing the amount of commercial development consistent with the Comprehen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • On the Generalized Policy Map the Subject Property is designed as a ldquoLand Use Change Areardquo Land Use Change Areas are identified as the areas where development is most anticipated and ldquorepresent much of the cityrsquos supply of vacant and underutilized landrdquo sect22310 The Element designates areas as Land Use Change Areas to ldquoencourage and facilitate new development and promote the adaptive reuse of existing structuresrdquo sect22311 ldquoThe District aspires to create high quality environments that include exemplary
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 2
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The proposed rezoning advances several policies of the Land Use Element First the Land Use Element encourages development using Metro stations as ldquoanchorsrdquo sect 30610 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 131 Station Areas as Neighborhood Centers) as the best opportunities for infill development sect 30611 (LU-132 Development around Metrorail Stations) and as pedestrian-oriented nodes sect 3129 (LU-245 Encouraging Nodal Development) Here the Propertyrsquos proximity to the Judiciary Square and other Metrorail stations furthers this use of Metro stations as anchors The Property will be developed with the sort of pedestrian-oriented infill development promoted by the Land Use Element
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Second the Land Use Elements also seeks to foster the Central Employment Area as the prime location for work in the District The Central Employment Area should ldquopromote the use of this area with high-value land uses that enhance its image as the seat of the national government and the center of the District of Columbia and that make the most efficient possible use of its transportation facilitiesrdquo sect3049 (LU-114 Appropriate Uses in the CEA) The Element specifies ldquothe CEA shall include the greater con
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • Third and finally the Land Use Element encourages creative parking management to respond to the level of demand and mitigate congestion sectsect 30615 30916 and 31212 (LU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • 136 Addressing Commercial Parking Impacts) The Element focuses developments on placing ldquoa
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • Parking near Metro Stations LU-2111 Residential Parking Requirements and LU-248
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • priority on attractive pedestrian-friendly design and a de-emphasis on auto-oriented uses and surface parkingrdquo sect3064 (LU-13 Transit-Oriented and Corridor Development) Here the rezoning meets the objectives of the Land Use Element by allowing for the future elimination of the existing surface parking near a Metro station and offering an appropriate amount of enclosed parking for employees
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 3
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • Other Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • This rezoning is also consistent with policies in the Transportation Economic Development and Urban Design Elements of the Comprehensive Plan The Transportation Element encourages pedestrian-oriented development around transit stations sect 4031 (T-114 Transit-Oriented Development) and discourages auto-oriented uses such as ldquodrive-throughrdquo business large surface parking lots and new curb cuts sect 4048 (T-123 Discouraging Auto-Oriented Uses) The redevelopment of this site will be consistent with the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The Economic Development Element encourages development that expands the office sector in locations in the Central Washington area sect7076 (ED-211 Office Growth) A rezoning that will allow the expansion of office space will constitute ldquoinfill and renovation within established commercial districts to more efficiently use available space while providing additional opportunities for spacerdquo sect70710 (ED-215 Infill and Renovation) Here the proposed rezoning will facilitate the conversion of a surface parki
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • demand in Mount Vernon Triangle thus providing more office space for the expanding demand
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • in a transit-rich area of the District
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Finally the Map Amendment also supports the Urban Design Element of the Comprehensive Plan First it furthers the Elementrsquos goal of view protection along H Street Currently at the Subject Property there is an airshaft set apart from any other structures which does not ldquoprovide greater focus and frame important vistas along thoroughfaresrdquo sect9064 (UD-14 Reinforcing Boulevards and Gateways) The rezoning will allow for a development that may eliminate or wrap around the airshaft and allowing for a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Additionally the Project also furthers the Elementrsquos goal of ldquoencourage[ing] creative solutions for designing structured parking to minimize its visual prominencerdquo sect91021 (UD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • -
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 2211 Parking Structures) Instead of the current surface lot on the Subject Property a new addition would enclose parking in the structure making it visually appealing and using the space in an efficient way
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • B Compliance with Area Elements
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • The Subject Property is within the Central Washington Area Element This Element encourages ldquoretain[ing] Central Washington as the premier office location in the Greater Washington regionrdquo and guiding development ldquoeastward from its current area of concentrationrdquo sect16083 (CW-112 Central Washington Office Growth) The Elementrsquos goals also include making Central Washington ldquoa diverse placerdquo and states that ldquonon-profits also provide desirable diversityrdquo sect16072 (Planning and Development Priorities) T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • the area sect16145 (CW-24 Mount Vernon District) The proposed rezoning will serve all of these
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • goals ndash the non-profit AIPAC seeks to expand its current office and create more office space outside of the current concentration of office spaces in downtown The addition will also make a current inefficient use of space from the parking lot and airshaft into an efficient property with high-quality office space that visually fits into the surrounding community The rezoning will facilitate the possibility of this additional commercial space at the Property
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • V COMMUNITY CONTACTS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • The community has been aware of AIPACrsquos interest in expanding for over two years AIPAC representatives have met with ANC 6E twice since October of 2015 The Applicant will be meeting with ANC 6E at an upcoming public meeting per the ANCrsquos request to review this application
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • VI CONCLUSION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • For the foregoing reasons the Applicant submits that the enclosed application meets the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • standards of Chapter 5 of Subtitle X and Chapter 3 of Subtitle Z of the Zoning Regulations Accordingly the Applicant respectfully requests that the Zoning Commission set the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • rezoning application down for a public hearing at the earliest possible date
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            • Respectfully submitted GOULSTON amp STORRS PC Allison C Prince Meghan Hottel-Cox
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              • __s_____________________
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • Date September 1 2017
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                • 843891011
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  • 843891011

        top related